There is zero income on the property right now because the current owners were using it for personal use and/or letting friends and relatives use the storage units and the metal building (for an auto dealership).  

We are seeing really values on properties and decompressing cap rates!

Hard money is not cash and should NEVER be written on a contract as cash.

You should NEVER use an online template as most of those are easy to trample if need be.

I am thinking a 2-3 bedrooms and minimum 2 bathrooms.

Next, I'll be pivoting into subsidized housing investment and collecting rent $ from the government as i truly do believe this is a way to boost CoC return percentages in today's market.

$89k in 3 years is very solid and a lot of people could afford that buy in and investment.

instead of a lender try to find a capital partner and share the deals.. thats what I do provide money for JV's  works great its a win win.. your going to waste your time trying to find nothing down lenders.. unless you already have one that really loves you then its possible.

Vincent de Paul challenge program and are looking for housing that's willing to work with the program.

Leather is very durable and easy to clean but more expensive.Depends on the property and your budget.Sleeper sofas give you more sleeping capacity.